Agency Comments PZOoowwara to 54v,N c6
Date: February 10, 2015
To: ZWJ Properties, LLC
333 W Rossi, Ste. 200
Boise, ID 83706
Subject: Bellabrook East
398 S Locust Grove
John S. Franden, President
Mitchell A. Jaurena, Vice President
Rebecca W. Arnold, Commissioner
Sara M. Baker, Commissioner
Jim Hansen, Commissioner
On February 10, 2015 the Ada County Highway District staff acted on your application for the
above referenced project. The attached report lists site-specific requirements, conditions of
approval and street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
Stacey Yarrington
Planner III
Development Services
Ada County Highway District
CC: Project file
City of Meridian (via email)
Civil Innovations, PLLC (via email)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 9 www.achdidaho.org
Development Services Department
Project/File: Bellabrook East/ MPP15-0001/ MZA15-001/ MPP15-001
This is an annexation, rezone, and preliminary plat application to construct 9
buildable lots, 2 common lots, and 1 other lot on 5.14 -acres. The site is located at
398 S Locust Grove, Meridian, Idaho.
Lead Agency:
City of Meridian
Site address:
398 S Locust Grove
Staff Approval:
February 10, 2015
Applicant:
ZWJ Properties, LLC
R-4
333 W Rossi, Ste. 200
General retail and service commercial
Boise, ID 83706
Representative:
Civil Innovations, PLLC
R-15
Ben Thomas, PE
PO Box 170811
Boise, ID 83717
Staff Contact:
Stacey Yarrington
Phone: 387-6171
E-mail: syarrington(a)achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation, rezone from
R1 (Estate Residential) to R-15 (Medium high-density residential), and preliminary plat
application to construct 9 buildable lots, 2 common lots, and 1 other lot on 5.14 -acres.
Meridian's Comprehensive Plan calls for mixed residential in this area. The site is located at
398 S Locust Grove, Meridian, Idaho.
2. Description of Adjacent Surrounding Area:
Direction
Land Use
Zoning
North
Medium high-density residential
R-15
South
Medium low-density residential
R-4
East
General retail and service commercial
C -G
West
Medium high-density residential
R-15
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Transit: Transit services are not available to serve this site.
5. New Center Lane Miles: The proposed development includes 0.09 centerline miles of new
public road.
1 Bellabrook East/ MPP15-0001/
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6. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee ordinance that is in
effect at that time.
7. Capital Improvements Plan/ Integrated Five Year Work Plan:
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the District's Capital Improvement Plan (CIP).
The follow improvements are listed the District's Capital Improvement Plan (CIP):
Pine Avenue is scheduled in the IFYWP to be widened to 3 -lanes from Meridian Road to
Locust Grove Road in 2017.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 76 additional vehicle trips per day
(10 existing); 8 additional vehicle trips per hour in the PM peak hour (1 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 9t" edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
* Acceptable level of service for a five -lane minor arterial is "D" (1,540 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
The average daily traffic count for Locust Grove Road north of Watertower Road was
15,861 on 6/25/14.
C. Findings for Consideration
1. Locust Grove Road
a. Existing Conditions: Locust Grove Road is improved with 5 -travel lanes, vertical curb,
gutter, and 7 -foot wide sidewalk. There is 96 -feet of right-of-way for Locust Grove Road (48 -
feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets; including widening the pavement to a minimum of 17 -feet from
centerline plus a 3 -foot wide gravel shoulder adjacent to the entire site.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right -of -Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5 -lane street section shall be 72 -feet (back -of -curb to back -of -curb) within
96 -feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left -turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
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PM Peak
PM Peak
Existing
Roadway
Frontage
Functional
Hour
Hour Level
Plus
Classification
Traffic Count
of Service
Project
Better than
Better than
Locust Grove Road
50 -feet
Minor Arterial
862
«D„
«D„
* Acceptable level of service for a five -lane minor arterial is "D" (1,540 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
The average daily traffic count for Locust Grove Road north of Watertower Road was
15,861 on 6/25/14.
C. Findings for Consideration
1. Locust Grove Road
a. Existing Conditions: Locust Grove Road is improved with 5 -travel lanes, vertical curb,
gutter, and 7 -foot wide sidewalk. There is 96 -feet of right-of-way for Locust Grove Road (48 -
feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets; including widening the pavement to a minimum of 17 -feet from
centerline plus a 3 -foot wide gravel shoulder adjacent to the entire site.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right -of -Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5 -lane street section shall be 72 -feet (back -of -curb to back -of -curb) within
96 -feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left -turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
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Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Locust Grove Road is designated in
the MSM as a Residential Arterial with 5 -lanes and on -street bike lanes, a 71 -foot street
section within 97 -feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to Locust Grove
Road abutting the site.
d. Staff Comments/Recommendations: Locust Grove Road is fully improved with 5 -travel
lanes, vertical curb, gutter, and 7 -foot wide attached concrete sidewalks meet the intent of
MSM; staff does not recommend any additional street improvements or right-of-way
dedication as part of this application.
The applicant should be required to replace any broken or deteriorated curb, gutter, and
sidewalk abutting the site, consistent with the District's Minor Improvement policy.
2. Internal Street
a. Existing Conditions: There are no existing roadways internal to the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right -of -Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50 -feet wide and that the standard
street section shall be 36 -feet (back -of -curb to back -of -curb). The District will consider the
utilization of a street width less than 36 -feet with written fire department approval.
Standard Urban Local Street -36 -foot to 33 -foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36 -feet (back -of -curb to
back -of -curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5 -foot concrete sidewalks on both sides
and shall typically be within 50 -feet of right-of-way.
The District will also consider the utilization of a street width less than 36 -feet with written fire
department approval. Most often this width is a 33 -foot street section (back -of -curb to back -
of -curb) for developments with any buildable lot that is less than 1 acre in size.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
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• Promotes appropriate intra -neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back -of -curb. Where feasible, a parkway strip at least
8 -feet wide between the back -of -curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to
provide a minimum turning radius of 45 -feet; in rural areas or for temporary cul-de-sacs the
emergency service providers may require a greater radius. Landscape and parking islands
may be constructed in turnarounds if a minimum 29 -foot street section is constructed around
the island. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing. The developer shall provide written approval
from the appropriate fire department for this design element.
The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case
basis. This will be based on turning area, drainage, maintenance considerations and the
written approval of the agency providing emergency fire service for the area where the
development is located.
c. Applicant's Proposal: The applicant is proposing to construct a new local street, Calabrese
Avenue, as a 33 -foot street section with curb, gutter, and 5 -foot wide attached sidewalk within
44 -feet of right-of-way. The applicant is proposing to construct a snoopy turnaround at the
terminus of Calabrese Avenue at the southern edge of the proposed subdivision.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. The applicant should be required to construct the
proposed snoopy turnaround at the terminus of Calabrese Avenue with an inside turning
radius of 26 -feet.
The applicant should be required to provide a permanent right-of-way easement for public
sidewalk placed outside of the dedicated right-of-way. The easement shall encompass the
entire area between the right-of-way line and 2 feet behind the back edge of the sidewalk.
3. Kalispell Lane
a. Existing Conditions: Kalispell Lane is currently stubbed to the property's northwest border.
b. Policy:
Reduced Urban Local Street -29400t Street Section and Right -of -Way Policy: District
Policy 7207.5.2 states that the width of a reduced urban local street shall be 29 -feet (back -of -
4 Bellabrook East/ MPP15-0001/
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curb to back -of -curb) with curb, gutter, and minimum 5 -foot concrete sidewalks on both sides
and shall typically be within 42 -feet of right-of-way. Although some parking is allowed by the
following subsections, the District will further restrict parking on a reduced width street if
curves or other physical features cause problems, if actual emergency response experience
indicates that emergency vehicles may not be able to provide service, or if other safety
concerns arise.
Design Condition #1: Parking is allowed on one side of a reduced width street when all of
the following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The developer shall install "NO PARKING' signs on one side of the street, as specified
by the District and as specified by the appropriate fire department.
• Vertical curbs with attached 5 -foot (minimum) wide sidewalks, or rolled curbs with 5 -foot
(minimum) wide detached sidewalks and 8 -foot (minimum) wide planter strips, are
required.
• Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be
no possibility that another street may be connected to it in a manner that would allow
more than 1,000 vehicle trips per day.
Design Condition #2: Parking is allowed on both sides of a reduced width street when the
street layout has the qualities of a road grid system and when all the following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The block length of the street shall not exceed 500 -feet, measured between centerlines.
• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
• A minimum of two street connections shall be provided to each end of the street with the
reduced width. The two connecting streets shall each connect to the larger street
system to provide the intended alternate routes of access. A street system that has one
street connection to the large street network on one end and a loop/circle street on the
other end with no outlet shall not be approved.
• Vertical curbs with attached 5 -foot (minimum) wide sidewalks, or rolled curbs with 5 -foot
(minimum) wide detached sidewalks and 8 -foot (minimum) wide planter strips, are
required.
Design Condition #3: Parking is allowed on both sides of a reduced width residential street
with passing pockets that are created when two driveways are constructed near the same
property line, where a 50 -foot segment will not have on -street parking on the side of the street
with the driveways, and when all the following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• Driveway locations are predetermined with curb cuts for the driveways to be installed
when the street is constructed. The curb cuts shall be 20 -feet wide. Each lot on the
street will be "paired" with an adjacent lot. If there are on odd number of lots, one lot at
either end of the street will not be "paired." Each pair of lots shall locate its driveway 5 -
feet from the shared lot line of the pair.
• Vertical curbs with attached 5 -foot (minimum) wide sidewalks, or rolled curbs with 5 -foot
(minimum) wide detached sidewalks and 8 -foot (minimum) wide planter strips, are
required.
• The lots cannot abut an alley.
5 Bellabrook East/ MPP15-0001/
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• Traffic volumes on the street are not forecast to exceed 400 vehicle trips per day.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back -of -curb. Where feasible, a parkway strip at least
8 -feet wide between the back -of -curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant Proposal: The applicant is proposing to extend Kalispell Street into the site as a
29 -foot street section with curb, gutter, and 5 -foot wide sidewalk within 41 -feet of right-of-way
for approximately 100 -feet where it will terminate into Calabrese Avenue.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved as proposed.
Parking will be restricted on one side of Kalispell Lane within the site. Coordinate a signage
program with District Development Review Staff.
The applicant should provide written fire department approval for use of a street section less
than 36 -feet in width.
4. Driveways
6.1 Locust Grove Road
a. Existing Conditions: There is an existing 35 -foot wide approach being utilized as a driveway
onto Locust Grove Road from the site.
b. Policy
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table la under District policy 7205.4.6, unless a waiver for the access point has been
approved by the District Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor
arterial roadways from a signalized intersection with a single left turn lane shall be located a
minimum of 330 -feet from the nearest intersection for a right-in/right-out only driveway and a
minimum of 660 -feet from the intersection for a full -movement driveway.
6 Bellabrook East/ MPP15-0001/
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District policy 7205.4.5 requires driveways located on minor arterial roadways from a
signalized intersection with a dual left turn lane shall be located a minimum of 330 -feet from
the nearest intersection for a right-in/right-out only driveway and a minimum of 710 -feet from
the intersection for a full -movement driveway.
Successive Driveways: District policy 7205.4.6 Table la, requires driveways located on
minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330 -feet
from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36 -feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30 -feet. Curb return type driveways with 30 -foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15 -foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, the applicant should be required to pave the driveway its full width and at least 30 -
feet into the site beyond the edge of pavement of the roadway and install pavement tapers in
accordance with Table 2 under District Policy 7205.4.8.
Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross
access utilizes a single vehicular connection that serves two or more adjoining lots or parcels
so that the driver does not need to re-enter the public street system.
c. Applicant's Proposal: The applicant is proposing to use the existing gravel driveway located
approximately 320 -feet south of Kalispell Street and 260 -feet north of Watertower Street, as a
20 -foot wide emergency access driveway onto Locust Grove Road from the site. The
applicant is not proposing any restrictions to the emergency access.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District
Access Management, Successive Driveway, Driveway Location, and Width policies, because
of its location and width. However, staff recommends a modification of policy to allow the
driveway to be located as proposed due to the fact that it is to serve as an emergency access
only. Staff further recommends that the applicant be required to reduce the existing approach
down to a maximum 24 -foot wide driveway with curb, gutter, and 7 -foot wide sidewalk, or a
sufficient width as determined by the fire department; with the condition that the emergency
access be restricted by a gate, chain, or bollards, also as determined by the fire department,
to restrict public access onto Locust Grove Road.
The applicant should be required to provide written fire department approval for the
emergency access.
The applicant should be required to pave the driveway its full width and at least 30 -feet into
the site beyond the edge of pavement of the roadway.
5. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8 -feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8 -feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10 -feet.
6. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10 -feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40 -foot vision triangle and a 3 -foot
7 Bellabrook East/ MPP15-0001/
MZA15-001/ MPP15-001
height restriction on all landscaping located at an uncontrolled intersection and a 50 -foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
7. Other Access
Locust Grove Road is classified as a minor arterial roadway. Other than the emergency access
specifically approved with this application, direct lot access is prohibited to this roadway and
should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Replace any broken or deteriorated curb, gutter, or sidewalk on Locust Grove Road abutting the
site, consistent with the District's Minor Improvement policy.
2. Construct a new local street, Calabrese Avenue, as a 33 -foot street section with curb, gutter, and
5 -foot wide attached sidewalk within 44 -feet of right-of-way.
3. Construct the proposed snoopy turnaround at the terminus of Calabrese Avenue with an inside
turning radius of 26 -feet.
4. Provide a permanent right-of-way easement for any public sidewalk placed outside of the
dedicated right-of-way. The easement shall encompass the entire area between the right-of-way
line and 2 feet behind the back edge of the sidewalk.
5. Continue Kalispell Street into the site and construct as a 29 -foot street section with curb, gutter,
and 5 -foot wide sidewalk within 41 -feet of right-of-way for approximately 100 -feet where it will
terminate into Calabrese Avenue. Install "NO PARKING" signs on one side of Kalispell Lane.
6. Provide written fire department approval for use of a street section less than 36 -feet prior to plan
approval.
7. Reduce the existing approach onto Locust Grove Road from the site, down to a maximum 24 -foot
wide driveway with curb, gutter, and 7 -foot wide sidewalk; and restrict the access with a gate,
chain, or bollards.
8. Provide written fire department approval for the emergency access and restrictive method.
9. Pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of
the roadway.
10. Payment of impacts fees are due prior to issuance of a building permit.
11. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including
all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-
of-way (including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within
the ACHD right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements. The applicant's engineer should provide
documentation of ADA compliance to District Development Review staff for review.
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4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless a waiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
9 Bellabrook East/ MPP15-0001/
MZA15-001/ MPP15-001
10 Bellabrook East/ MPP15-0001/
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SITE PLAN
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12 Be|abrookEaoVK8PP15-OOO1/
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
13 Bellabrook East/ MPP15-0001/
MZA15-001/ MPP15-001
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
®Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Appllcant:
El For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non -Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
❑ Working in the ACHD Right -of -Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction — Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre -Construction Meeting an Erosion & Sediment Control Narrative & Plan,
done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being
scheduled.
❑ Final Approval from Development Services is required prior to scheduling a Pre -Con.
14 Bellabrook East/ MPP15-0001/
MZA15-001/ MPP15-001
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant
of the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider
all of the relevant facts presented, made an error of fact or law, abused discretion or acted
arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be
charged the applicant for the processing of appeals, to cover administrative
costs.
Initiation: An appeal is initiated by the filing of a written notice of appeal with
the Secretary of Highway Systems, which must be filed within ten (10) working
days from the date of the decision that is the subject of the appeal. The notice of
appeal shall refer to the decision being appealed, identify the appellant by name,
address and telephone number and state the grounds for the appeal. The
grounds shall include a written summary of the provisions of the policy relevant
to the appeal and/or the facts and law relied upon and shall include a written
argument in support of the appeal. The Commission shall not consider a notice
of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working
days from the date of the filing of the notice of appeal to reply to the notice of
the appeal, and may during such time meet with the appellant to discuss the
matter, and may also consider and/or modify the decision that is being appealed.
A copy of the reply and any modifications to the decision being appealed will be
provided to the appellant prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of
the appeal will be noticed and scheduled on the Commission agenda at a regular
meeting to be held within thirty (30) days following the delivery to the appellant
of the Development Services Manager's reply to the notice of appeal. A copy of
the decision being appealed, the notice of appeal and the reply shall be delivered
to the Commission at least one (1) week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm
or reverse, in whole or part, or otherwise modify, amend or supplement the
decision being appealed, as such action is adequately supported by the law and
evidence presented at the hearing.
15 Bellabrook East/ MPP15-0001/
MZA15-001/ MPP15-001
IF 1&00a &
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
Ja
1Uary 27, 2015 FAX #208-463-0092 nmid.org
OFFICE: Nampa 208-466-7861
City of Meridian SHOP: Nampa 208-466-0663
City Clerk's Office
33 E Broadway Avenue, Suite 102
Meridian, ID 83642-2619
RE: AZ 15-001 & PP 15-001/Bellabrook East
Dear Jaycee:
Nampa & Meridian Irrigation District (NMID) requires that a Land Use Change Application
be filed, for review, prior to final platting. Please contact Suzy Hewlett at 466-7861 for
further information.
All laterals and waste ways must be protected. The District's Five Mile Drain courses along
the east boundary of this proposed project. The District's easement for the Five Mile Drain at
'this location is a minimum of sixty feet (60'); thirty feet (30') each side of centerline.
This easement must be protected. Any encroachment without a signed License
Agreement and approved plan before any construction is started is unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface drainage
leaves the site, the Nampa & Meridian Irrigation District (NMID) must review drainage plans.
Sincerely,
Greg G. Curtis
Water Superintendent
Nampa & Meridian Irrigation District
GGC/dbg
PC: Office/File
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
Ben Thomas
Civil Innovations, PLLC
P.O. Box 170811
Boise, ID 83717
r
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX #208-463-0092 nmid.org
OFFICE: Nampa 208-466-7861
SHOP: Nampa 208-466-0663
RE: Land Use Change Application — Bellabrook East
Please note the District now requires three (3) sets of plans
Dear Mr. Thomas:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for
its review on the above -referenced development. If this development is under a "rush" to be
finalized, I would recommend that you submit a cashier's check, money order or cash as
payment of the fees in order to speed the process up. If you submit a company or personal check,
it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned, operated
and maintained by the Irrigation District, I strongly urge you to coordinate with Greg G. Curtis, Water
Superintendent for the Irrigation District, concerning the installation of the pressure system.
Enclosed is a questionnaire that you must fill out and return in order to initiate the process of
contractual agreements between the owner or developer and the Irrigation District for the ownership,
operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or Greg G. Curtis, at the District's shop.
Sincerely,
Suzette G. Hewlett, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
SGH/cmg
cc: File
Water Superintendent
Meridian City, City Clerk's Office, 33 E. Broadway Ave. Ste 102 Meridian, ID 83642-2619
Jerry Cunningham, 1874 Bowstring Street Meridian, ID 83642
ZWJ Properties, LLC, 333 W. Rossi Ste. 200 Boise, ID 83706
enc. COPY
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
Cw
CENTRAL
DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT Returnto:
HEALTH Environmental Health Division Ll DEPARTMENT n t i � Boise
Eagle �/ �{I` 1 ❑ Eagle
Rezone #❑ Garden City
Conditional Use # ❑ Kuna
Preliminary / Final / Short Plat '" 'Meridian
Ll Star
❑ 1. We have No Objections to this Proposal.
❑ 2. We recommend Denial of this Proposal.
❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
❑ high seasonal ground water ❑ waste flow characteristics
❑ bedrock from original grade ❑ other
❑ 6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and
surface waters.
❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
8. After written approval from appropriate entities are submitted, we can approve this proposal for:
central sewage ❑ community sewage system ❑ community water well
interim sewage central water
❑ individual sewage individual water
9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
central sewage ❑ community sewage system ❑ community water
sewage dry lines I central water
❑ 10. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 11. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 12. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas ❑ child care center
❑ beverage establishment ❑ grocery store
�13. Infiltration beds for storm water disposal are considered shallow injection wells. An application and fee must be
submitted to CDHD.
LJ 14. 14 Reviewed By:
Date:/ -
Review Sheet
15726-001 EH I 111